48 Pollen Dr · Ridgeland, SC 29936

$352,490

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 41 Days on market

Built 2025 Good condition 6,969 sqft lot Est $351k · at est.

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.3/15.0
• Cash flow +7.1/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Meet the Cali-the crowd favorite and one of the most popular floor plans in The Groves at Bees Creek by D. R. Horton. With 1,774 square feet, 4 bedrooms, 2 bathrooms, and a spacious 2-car garage, the Cali blends flexible living with everyday comfort in a layout that families love. From the moment you walk in, you'll feel the openness of the smart, single-story design. The heart of the home is a large kitchen featuring an oversized island, walk in pantry, and seamless flow into the living and dining areas-perfect for gatherings, game nights, or quiet evenings in. Tucked privately in the back is the primary suite, complete with a roomy walk-in closet and luxurious dual-sink vanity. Three additional bedrooms are located at the front of the home, giving everyone their own space to relax, work, or play. Plus, the dedicated den or flex space offers the option of a home office, workout room, or cozy retreat. With its covered patio, full-size laundry room, and unbeatable layout, it's easy to see why the Cali remains the go-to choice for buyers who want it all-space, style, and incredible value. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

Key facts

• Walk-in closet
• Primary suite
• Large kitchen

Tags

• LARGE KITCHEN
• OVERSIZED ISLAND
• WALK IN PANTRY
• PRIMARY SUITE
• WALK-IN CLOSET
• DUAL-SINK VANITY

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Community trails

Exterior

• Parking: 2-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-story; New construction, never occupied
• Construction: Vinyl siding; Fiberglass roof
• Exterior features: Paved driveway; Patio

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Self-cleaning oven; Pantry
• Bedrooms: Primary bedroom on the main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Attic access; Carbon monoxide detector; Main-level primary bedroom; Multiple closets; Smooth ceilings; Smart thermostat; Pantry
• Laundry & utility: Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $352k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (30.6% below list).
• Recommended offer: $245k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Jasper 01 (rural): math 12% / reading 22% proficiency, ranked #77 of 80 in SC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 358 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,445/mo this rent would consume 60% of the median local household income ($49k/yr) (locally 395% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,542 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $351,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Veil Dr	0.04mi	4/2.0	1,774 (0%)	0mo	$351,990	$198	98
74 Veil Dr	0.07mi	4/2.0	1,774 (0%)	3mo	$355,490	$200	94
21 Bottom Board Ct	0.14mi	4/2.0	1,774 (0%)	0mo	$352,300	$199	93
54 Bottom Board Ct	0.19mi	4/2.0	1,774 (0%)	4mo	$347,490	$196	88
78 Bottom Board Ct	0.19mi	4/2.0	1,774 (0%)	4mo	$354,490	$200	88
70 Veil Dr	0.09mi	4/2.5	1,927 (+9%)	2mo	$345,990	$180	78
156 Red Pine Rd	0.20mi	3/2.5 (-1)	1,830 (+3%)	2mo	$342,500	$187	76
30 Bottom Board Ct	0.18mi	4/2.5	1,927 (+9%)	1mo	$351,490	$182	74
13 Bottom Board Ct	0.12mi	4/2.5	1,927 (+9%)	6mo	$371,490	$193	73
9 Veil Dr	0.20mi	4/2.5	1,927 (+9%)	3mo	$343,490	$178	71
62 Veil Dr	0.07mi	3/2.0 (-1)	1,518 (-14%)	2mo	$313,490	$207	66
97 Ridgeland Lakes Dr	0.22mi	3/2.0 (-1)	1,540 (-13%)	1mo	$325,000	$211	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $159,906
• Equity at exit: $317,551

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $496,218
• Equity at exit: $684,811

Cash invested: $98,697 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29936

• Home prices YoY: 33.1%
• Active inventory: 358
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,848
• Tax est. 1.5%: −$441 /mo · $5,287/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-504

Break-even live

Break-even rent $3,084

Max offer price $279,546

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $88,122
• Closing costs: $10,575
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $352,490 Active 41 DOM
2. 2026-06-17
   days on market $352,490 Active 40 DOM
3. 2026-06-16
   days on market $352,490 Active 39 DOM
4. 2026-06-15
   days on market $352,490 Active 38 DOM
5. 2026-06-14
   days on market $352,490 Active 36 DOM
6. 2026-06-13
   days on market $352,490 Active 35 DOM
7. 2026-06-10
   days on market $352,490 Active 33 DOM
8. 2026-06-09
   days on market $352,490 Active 32 DOM
9. 2026-06-08
   days on market $352,490 Active 31 DOM
10. 2026-06-07
    days on market $352,490 Active 30 DOM
11. 2026-06-03
    days on market $352,490 Active 26 DOM
12. 2026-06-02
    days on market $352,490 Active 25 DOM
13. 2026-06-01
    days on market $352,490 Active 24 DOM
14. 2026-05-31
    days on market $352,490 Active 23 DOM
15. 2026-05-30
    days on market $352,490 Active 22 DOM
16. 2026-05-08
    listed $352,490 Active
17. 2026-05-01
    listed $352,490 Active 1451-char remark

    Show marketing remark (1451 chars)

    Welcome to The Groves at Bees Creek! Perfect location & value with easy commute to I-95, Savannah, Ports, Parris Island & USMC Air Station! Meet the Cali-the crowd favorite and one of the most popular floor plans in The Groves at Bees Creek by D. R. Horton. With 1,774 square feet, 4 bedrooms, 2 bathrooms, and a spacious 2-car garage, the Cali blends flexible living with everyday comfort in a layout that families love. From the moment you walk in, you'll feel the openness of the smart, single-story design. The heart of the home is a large kitchen featuring an oversized island, walk in pantry, and seamless flow into the living and dining areas-perfect for gatherings, game nights, or quiet evenings in. Tucked privately in the back is the primary suite, complete with a roomy walk-in closet and luxurious dual-sink vanity. Three additional bedrooms are located at the front of the home, giving everyone their own space to relax, work, or play. Plus, the dedicated den or flex space offers the option of a home office, workout room, or cozy retreat. With its covered patio, full-size laundry room, and unbeatable layout, it's easy to see why the Cali remains the go-to choice for buyers who want it all-space, style, and incredible value. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are Not of subject property.

18. 2025-06-23
    listed $352,490 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,345
• − Mortgage interest: −$19,745
• − Property taxes: −$5,287
• − Insurance: −$1,762
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$10,254
• Taxable loss: −$12,399
• Est. tax savings @ 24.0%: +$2,976
• After-tax cash flow: $-3,073/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern updates and a well-maintained exterior. It is move-in ready and would benefit from some exterior painting and window treatments to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value
• Both Replace window treatments — Fresh window treatments can improve the home's curb appeal and value
• Both Install smart home devices — Smart home devices can increase the home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value ↑
• Both Replace window treatments — Fresh window treatments can improve the home's curb appeal and value ↑
• Both Install smart home devices — Smart home devices can increase the home's value and appeal to tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jasper 01
• NCES district ID: 4502520
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $37,878
• Composite: 14.23/100
• National rank: #9450
• State rank: #77 of 80 in SC

Livability — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jasper County · 26,362 people
• City population: 14,989
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 14,989
• Household income: $48,986
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 395.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 34,428 people
• By 2030: 37,718 · +9.6%
• By 2040: 44,061 · +28.0%
• By 2050: 50,302 · +46.1%
• By 2075: 66,869 · +94.2%
• By 2100: 110,455 · +220.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+9.6) · D 44.7% · R 54.3% · Other 1.0%
• 2008→2024 swing: -32.5pp toward R · 2008: 22.9pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: D+0.8 2016: D+11.9 2012: D+15.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 88.70%
• Current HPI: 356.5493
• Rent YoY: —
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-08 Listed $352,490 RSMLS
• 2026-05-01 Listed $352,490 Zillow
• 2025-06-23 Listed $352,490 LRMLS